2016 Glenarm Dr · Clovis, NM 88101

$235,000

3 bd · 2.0 ba · 2,016 sqft · Other · 86 Days on market

Built 1978 8,208 sqft lot $117/sqft · 18% below area Est $286k · 18% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• Rent growth +3.9/5.0
• Schools +3.4/10.0
• DSCR +2.8/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This great 3 bedroom, 2 bathroom home truly offers everything you need and more. As you step inside, you're welcomed by a spacious living room highlighted by beautiful wood-beamed ceilings, a cozy wood-burning fireplace, and plenty of room to relax or entertain. The living area flows seamlessly into the large kitchen and generous dining space, complete with a sliding glass door that opens to a lovely backyard featuring a covered patio, cinder block fencing, and an extra-tall storage shed. All three bedrooms are oversized and include walk-in closets, while the primary suite stands out with its own fireplace, sliding glass door to the front patio, and a versatile bonus space perfect for a home office or sitting area. The primary bathroom offers dual sinks, an extra-large tiled shower, and a spacious walk-in closet. The hall bathroom is equally impressive with double vanities and a tub/shower combination. Freshly painted with newer windows, an updated HVAC system, and epoxied garage flooring, this move-in ready home is truly a must-see!

Key facts

• Wood beamed ceilings
• Covered patio
• Cinder block fencing

Tags

• WOOD BEAMED CEILINGS
• WOOD BURNING FIREPLACE
• COVERED PATIO
• CINDER BLOCK FENCING
• EXTRA TALL STORAGE SHED
• PRIMARY SUITE FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $235k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (29.4% below list).
• Recommended offer: $166k (29.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#171 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Clovis Municipal Schools (town): math 31% / reading 49% proficiency, ranked #13 of 29 in NM (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Zia Elementary (381 students, 100% FRL); Yucca Middle (572 students, 100% FRL); Clovis High (math 31% / reading 49%, grade F, #60 of 110 statewide, top 54%, 1,544 students, 0% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 464 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 169 units permitted in Curry County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Curry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,010 (29.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.71% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.88
• GRM: 11.8

CMA / ARV

• ARV (median comp): $285,751
• List price: $235,000
• Delta: -17.76%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.54% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.34×
• Total profit: $-43,602
• Equity at exit: $35,039

10-year hold

• IRR: -7.0%
• Equity multiple: 0.51×
• Total profit: $-32,075
• Equity at exit: $20,319

Cash invested: $65,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State New Mexico: 55 Moderately Landlord-Leaning · D+3
• County: — inherits STATE
• City: — inherits STATE

3-day notice but with cure rights; relocation assistance in some cities.

Methodology + full state rankings →

ZIP-level market 88101

• Rents YoY: 5.5%
• Active inventory: 464
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-154

Break-even live

Break-even rent $1,855

Max offer price $207,820

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-87	+0% $-154	+5% $-220	+10% $-287
Rent	-10% $-285	-5% $-219	+0% $-154	+5% $-88	+10% $-23
Rate	-1.0pp $-36	-0.5pp $-94	base $-154	+0.5pp $-215	+1.0pp $-277

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Paseo Vlg Clovis, NM	3.0	2.0	1564	$1,600	$1.02	45d	1	0.63mi
1621 N Lea St Clovis, NM	3.0	2.0	1650	$1,500	$0.91	46d	1	1.10mi
112 Cades Ct Clovis, NM	3.0	2.0	1478	$1,800	$1.22	45d	1	1.13mi
3804 Ben Hogan Dr Clovis, NM	3.0	2.0	1900	$1,900	$1.00	46d	1	1.25mi
213 Almond Tree Ln Clovis, NM	4.0	2.0	1601	$1,700	$1.06	45d	1	1.31mi

Listing history 23 events

1. 2026-06-19
   days on market $235,000 Active 86 DOM
2. 2026-06-18
   days on market $235,000 Active 85 DOM
3. 2026-06-17
   days on market $235,000 Active 84 DOM
4. 2026-06-16
   days on market $235,000 Active 83 DOM
5. 2026-06-15
   days on market $235,000 Active 82 DOM
6. 2026-06-14
   days on market $235,000 Active 80 DOM
7. 2026-06-12
   days on market $235,000 Active 79 DOM
8. 2026-06-09
   days on market $235,000 Active 76 DOM
9. 2026-06-08
   days on market $235,000 Active 75 DOM
10. 2026-06-07
    days on market $235,000 Active 74 DOM
11. 2026-06-03
    days on market $235,000 Active 70 DOM
12. 2026-06-02
    days on market $235,000 Active 69 DOM
13. 2026-06-01
    days on market $235,000 Active 68 DOM
14. 2026-05-31
    days on market $235,000 Active 67 DOM
15. 2026-05-30
    days on market $235,000 Active 66 DOM
16. 2026-03-23
    listed $235,000 Active 1049-char remark

    Show marketing remark (1049 chars)

    This great 3 bedroom, 2 bathroom home truly offers everything you need and more. As you step inside, you're welcomed by a spacious living room highlighted by beautiful wood-beamed ceilings, a cozy wood-burning fireplace, and plenty of room to relax or entertain. The living area flows seamlessly into the large kitchen and generous dining space, complete with a sliding glass door that opens to a lovely backyard featuring a covered patio, cinder block fencing, and an extra-tall storage shed. All three bedrooms are oversized and include walk-in closets, while the primary suite stands out with its own fireplace, sliding glass door to the front patio, and a versatile bonus space perfect for a home office or sitting area. The primary bathroom offers dual sinks, an extra-large tiled shower, and a spacious walk-in closet. The hall bathroom is equally impressive with double vanities and a tub/shower combination. Freshly painted with newer windows, an updated HVAC system, and epoxied garage flooring, this move-in ready home is truly a must-see!

17. 2023-02-01
    listed $235,000 Active
18. 2021-02-01
    soldstatus
19. 2021-01-29
    soldstatus
20. 2020-11-11
    listed $199,000
21. 2015-09-04
    soldstatus
22. 2015-09-03
    soldstatus
23. 2015-04-29
    listed $169,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NM · Resets to sale price

• Current annual tax: $1,621 · $135/mo
• Projected year-2 tax: $1,880 · $157/mo
• Expected delta: +$259/yr (+$22/mo · 16.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,921
• − Mortgage interest: −$13,164
• − Property taxes: −$1,621
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$6,836
• Taxable loss: −$6,062
• Est. tax savings @ 24.0%: +$1,455
• After-tax cash flow: $-391/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Clovis Municipal Schools
• NCES district ID: 3500570
• Math proficiency: 31% ▲ 6.00%
• Reading proficiency: 49% ▲ 14.00%
• Median HH income: $40,532
• Composite: 33.52/100
• National rank: #5435
• State rank: #13 of 29 in NM

Livability — Clovis

• Score: 56/100
• State rank: #171
• US rank: #22374

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clovis, NM
• County: Curry County · 44,846 people
• City population: 44,846
• Metro: Clovis, NM
• Population (ZIP): 44,846
• Household income: $56,587
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1724.0

Population outlook (Curry County) Hauer SSP2

• Today (2025): 48,742 people
• By 2030: 47,759 · -2.0%
• By 2040: 45,444 · -6.8%
• By 2050: 42,403 · -13.0%
• By 2075: 33,878 · -30.5%
• By 2100: 22,414 · -54.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 47% White 42% Two or more races 14% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 73% English-only · Spanish 25%

Political lean MEDSL · Curry

• 2024 margin: Solid R (+42.6) · D 27.8% · R 70.4% · Other 1.8%
• 2008→2024 swing: -8.5pp toward R · 2008: -34.1pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+40.6 2016: R+42.4 2012: R+38.6 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.79%
• Current HPI: 121.1877
• Rent YoY: ▲ 5.54%
• Metro: Clovis, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+38.3% since first listed

8 events — show timeline

• 2026-03-23 Listed $235,000 NMMLS
• 2023-02-01 Listed $235,000 NMMLS
• 2021-02-01 Sold (Public Records) — Public Records
• 2021-01-29 Sold (MLS) — NMMLS
• 2020-11-11 Listed $199,000 NMMLS
• 2015-09-04 Sold (Public Records) — Public Records
• 2015-09-03 Sold (MLS) — NMMLS
• 2015-04-29 Listed $169,900 NMMLS

Property tax history

+4.0%/yr

Latest (2022): $1,621 · +17.3% YoY. Source: county tax records.